You should interview realtors to see how many short sales they have processed and their knowledge base.Look at Foreclosure bank acceptance letters what a joke, banks are making statements to the effect that even though they accept the buyers offer they have a right to accept other offers right up to the day of close....Lenders responsibility is to only agree or disagree to take the payoff...Be happy when lenders they do agree, Short Sales is a great way to obtain properties at exceptional price, you put your monies in a 401K and over time you hope you gain, so why not invest your monies in Short Sales ...I would like to see lenders change there short sale process and guide borrowers who do not qualify for loan modifications into a short sale, this would slow down the foreclosure glut.....Lenders should help create jobs for realestate agents by creating Trained Short Sale Agents who are assigned to borrowers to help market and sell their homes, thus helping the borrow from Foreclosure, in turn saving the Lenders thousand in Foreclosure FEES

This is subject to minimums, some fixed costs (about $150 to $500 depending on the state), and after time you will earn an experience modification which will cause your premium to go up or down depending on your safety record.

The only modification is to make sure that the purchaser is listed as "Caleb L or assigns" or something to that effect, so you have the legal right to assign the contract.

To define a loan assumption might be a good start: That is where a lender allows another person to sign the existing note without modification of the note and either releases or retains the original borrower on the obligation.

That's just so I can make sure I don't get a tenant saying they told me of a repair verbally that they never told me about.)Who changes light bulbs, air filters, smoke detectors What happens if you put the place on the market-- how you give them notice to showClauses allowing you to enter to show or repair propertyClauses disallowing permanent modifications to propertyAlterations and improvementsNo wall paintingNo cabinet, house, crown molding, floor painting or modificationsNo remodeling or repairs by tenantCleanliness, kept in good orderTrash removal, city trash pickup rulesSnow removal and pest control-- who does it, who pays for itNo exterior projects on property, no satellite receiversNo exterior advertisements, signs, or projections (area rule)No outdoor storage sheds, interior furniture, debris, junkDelivery of premises, condition of premisesSecurity-- strictly responsibility of tenantCasualtyIndemnificationLiability for Loss and Damage-- damage or loss to person Abandonment with unpaid rentNo changing of locksRecreational facilities-- at own riskParking-- at own riskTenant Insurance-- strongly recommended at own costNo excessive guests or noise that disturbs quiet enjoyment of neighboring properties.

All other fees such as duct modifications, code upgrades, labor and materials ect, ect, are not covered.

The cost of any alteration undertaken to comply with any such requirements shall be in addition to the Contract price specified herein.Change Orders, Amendments, and Modifications Any subsequent amendment, modification, or Contract, which alters this Contract, and which is signed or initialed by Contractor and Owner, shall be deemed a part of this Contract and shall be controlling in case of conflict with any other provision in Contract.Extra Work and Changes If Owner, Construction Lender, or any public body or inspector directs any modification or addition to the work covered by this Contract, the charge for that extra work shall be determined in advance and the cost shall be added to the Contract price in addition to Contractor's usual fee for overhead and profit.

That doesn't even factor in the income tax savings for mortgage interest deduction for both state and federal. 2) Rents increase at the whim of your landlord versus a fixed mortgage payment.  3) Appreciation for owner occupied is tax exempt up to 500k in for a married couple.4) I can make smart modifications to the home as I see fit to cater to my family's needs or create value. 

if so, then you are exempt.despite your modifications, it sounds like your townhouse is still classified as one unit for tax purposes, so this would classify as a house hacking situation, which is exempt.

Modification is in the best interest for lenders for this region.